Property tax in Cass County, Nebraska
In Cass County, the property tax bill comes from the Cass County Treasurer. The 2026 taxes bill is paid in 2 installments, and the next one is due April 30, 2027. You can look up and pay the bill on the county's own payment page. Taken from Cass County's own pages, checked September 23, 2026.
The median property tax bill in Cass County, Nebraska is $3,652 a year, which is about 1.43% of the county's median home value of $254,900. That effective rate is higher than the typical Nebraska county (1.27%) and higher than the national median (0.81%). These are American Community Survey 5-year estimates (2024); your own bill depends on your home's assessed value and any exemptions.
Who sends the property tax bill in Cass County, and how do you pay it?
The bill comes from the Cass County Treasurer. The value it is based on is set by a separate office, the Cass County Assessor, which is who to ask if the value looks wrong. For how to look up and pay the bill, go to the county's own payment information.
The Cass County Assessor values homes, but the Cass County Treasurer sends the bill and takes the payment for the county, schools, fire districts, cities and villages. If your statement has not arrived, call the Treasurer at 402-296-9511. Online payment goes through Nebraska Taxes Online, a statewide portal the Treasurer links; a payment made there that bounces must be repaid in certified funds. Cards are accepted at the office with a 2.35% fee. The Treasurer's office moved to 446 Main Street in Plattsmouth and has a 24-hour drop box in its drive-thru; do not leave cash in it.
When are property taxes due in Cass County?
For the 2026 taxes (payable in 2027) bill, Cass County splits the bill into 2 payments, the first due April 30, 2027 and the last August 31, 2027. Interest at the state's 14% a year rate is charged on each unpaid half from the day it becomes delinquent (May 1 for the first half, September 1 for the second) until paid. Under state law, real estate taxes still unpaid are advertised for three weeks starting the first week of February and offered at a public tax sale on the first Monday in March.
| Payment | Due | Note |
|---|---|---|
| First half (last day to pay without interest) | April 30, 2027 | Nebraska taxes are billed a year behind: the 2026 tax statement is mailed around mid-December 2026 and the tax is legally due December 31, 2026, but it may be paid in two halves without interest. The first half becomes delinquent on May 1, 2027, so Friday, April 30 is the last day to pay it without interest. You may pay the full year at once. |
| Second half (last day to pay without interest) | August 31, 2027 | The second half becomes delinquent on September 1, 2027, so Tuesday, August 31 is the last day to pay it without interest. |
From Cass County's published schedule, checked September 23, 2026. If a date falls on a weekend or holiday, the county's own rules on the next business day apply.
Estimate the property tax on a home in Cass County
Enter a home's market value for a ballpark at Cass County's average effective rate of 1.43% (Census). The real bill depends on the home's assessed value, the millage where it sits and any exemptions.
Estimated property tax: $3,645 / year
Property tax in Cass County at a glance
| Measure | Value |
|---|---|
| Median annual property tax | $3,652 |
| Median home value | $254,900 |
| Effective tax rate | 1.43% |
| Typical Nebraska county rate | 1.27% |
| National median county rate | 0.81% |
Effective rate = median real estate taxes paid divided by median home value. Source: U.S. Census Bureau, American Community Survey 5-year estimates.
How does Cass County compare in Nebraska?
Among Nebraska's 93 counties, Cass County has the 19th highest effective property-tax rate: 18 rank higher and 74 rank lower. That is on the higher side for Nebraska. Nationally, it ranks 433rd of 3135 US counties by effective rate. See every Nebraska county ranked.
How much do homeowners in Cass County actually pay?
The median is only the middle bill. Across Cass County's 9,254 owner-occupied homes, 61.1% pay $3,000 or more a year in property tax, 79% pay at least $2,000, and 5.3% pay under $800. Another 3.1% report paying no property tax at all, which usually means an exemption covers the whole bill.
| Annual bill | Homes | Share |
|---|---|---|
| Under $800 | 486 | 5.3% |
| $800 to $1,499 | 555 | 6% |
| $1,500 to $1,999 | 617 | 6.7% |
| $2,000 to $2,999 | 1,659 | 17.9% |
| $3,000 or more | 5,651 | 61.1% |
| No property tax paid | 286 | 3.1% |
Owners with a mortgage pay a median of $3,750 and owners without one pay $3,489. That is within 10% either way, so in Cass County paying off the house does not go with a noticeably different bill. Census table B25103.
How does the Cass County property tax bill compare with local incomes?
The median property tax bill of $3,652 is about 3.6% of the median income of Cass County homeowner households, $100,061 a year. That compares two middles, so a retiree in a long-held home can pay a far larger share. 85.4% of Cass County's occupied homes are lived in by their owners; renters pay property tax too, just folded into rent.
Have property taxes gone up in Cass County?
Yes. The median bill went from $3,111 in 2015-2019 to $3,652 in 2020-2024, a 17.4% rise. Over the same span the median home value moved 46.7%, from $173,800 to $254,900. Bills rose more slowly than values, which is what assessment caps and falling millage rates do: the county is taxing a smaller share of each home's worth.
Two Census ACS 5-year periods with no survey years in common, in each period's own dollars. A change counts only if it exceeds the combined 90% margin of error.
Property tax in counties next to Cass County
Cass County borders 6 counties, 2 of them across the state line.
| County | Effective rate | Median bill | Median home value |
|---|---|---|---|
| Sarpy County, NE | 1.74% | $5,473 | $314,100 |
| Lancaster County, NE | 1.53% | $4,204 | $275,200 |
| Mills County, IA | 1.47% | $3,494 | $237,800 |
| Cass County, NE (this county) | 1.43% | $3,652 | $254,900 |
| Otoe County, NE | 1.33% | $2,691 | $201,600 |
| Saunders County, NE | 1.3% | $3,531 | $271,700 |
| Fremont County, IA | 1.21% | $1,868 | $154,400 |
How is a home assessed in Cass County?
Nebraska assesses homes at 100% of market value in every county, Cass County included. How Nebraska assesses and reappraises homes.
Is there a homestead exemption in Cass County?
Only for some owners. Nebraska's homestead exemption is limited to owners 65 and older, disabled owners and veterans; every owner gets two credits printed on the county statement. That is the Nebraska rule, and it applies in Cass County. Nebraska's exemptions and relief programs in full.
Cass County does not add relief programs of its own beyond the Nebraska ones (checked September 23, 2026).
How to appeal your Cass County property assessment
In Cass County you appeal to the Cass County Board of Equalization (protests are filed with the Cass County Clerk). The deadline: A valuation protest on Form 422 may be filed from June 1 to June 30 each year, by mail to the County Clerk or in the drop box on the west side of the Courthouse; emailed or faxed forms are not accepted. The county's instructions say a protest must be postmarked and received by June 30, but state law counts a mailed protest as filed on the day it was mailed, so a June 30 postmark is on time; mail early to avoid a dispute. File one form for each parcel, with a requested value, your reasons, the county's signed instruction sheet and all your evidence. The 2026 window has closed. The Board acts by July 25, and its decision can be appealed to the state Tax Equalization and Review Commission (TERC) from July 26 through August 24. How to file. Checked September 23, 2026 against the official appeal rules.
How Nebraska's appeal process works, including the next level if the first one turns you down.
Nebraska rules from primary state sources, reviewed September 7, 2026; sources on the Nebraska page.
Work out your own numbers
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How much house can I afford?
Your income, debts and down payment against the 28/36 rule lenders actually use, with Cass County's tax rate to hand.
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Mortgage calculator
Monthly payment with principal, interest, tax and insurance, plus what an extra payment saves you.
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Nebraska income tax
Brackets, standard deduction and what Nebraska actually taxes.
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Sales tax in Cass County
The other local tax: combined state and local rate for this county.
Sources
- Median real estate taxes paid and median home value for Cass County, Nebraska: U.S. Census Bureau, American Community Survey 5-year estimates (2020-2024), tables B25103, B25077, B25102, B25119 and B25003; the five-year comparison uses the 2015-2019 estimates. Neighboring counties: Census county adjacency file.